1670 Terminal Loop Rd · McQueeney, TX 78123

$345,000

None bd · None ba · 2,880 sqft · Townhouse public records · 489 Days on market

Built 2000 0.38 ac lot ↓ 13% since listing

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Excellent investment opportunity. Four plex on a spacious lot located across from Lake McQueeney. Property features a concrete driveway and ample parking for tenants. Schedule a showing today.

Key facts

• Ample parking
• Spacious lot
• Concrete driveway

Tags

• SPACIOUS LOT
• CONCRETE DRIVEWAY
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a townhouse listed at $345k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (16.3% below list).
• Recommended offer: $248k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 1.2% in McQueeney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#559 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Seguin ISD (town): math 26% / reading 30% proficiency, ranked #663 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-929 appreciation (-0.3% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,555 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.49×
• Total profit: $-49,247
• Equity at exit: $95,559

10-year hold

• IRR: -4.7%
• Equity multiple: 0.52×
• Total profit: $-46,410
• Equity at exit: $111,242

Cash invested: $96,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78123

• Home prices YoY: -0.1%
• Active inventory: 32
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,887 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$453 /mo · $5,438/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-552

Break-even live

Break-even rent $3,586

Max offer price $247,555

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Trelawney St McQueeney, TX	3.0	3.0	2122	$2,600	$1.23	1d	1	0.29mi
906 Lakeview Trl Mc Queeney, TX	3.0	2.0	1942	$3,500	$1.80	1d	1	0.57mi

Listing history 17 events

1. 2026-06-18
   days on market $345,000 Active 489 DOM
2. 2026-06-17
   days on market $345,000 Active 488 DOM
3. 2026-06-16
   days on market $345,000 Active 487 DOM
4. 2026-06-13
   days on market $345,000 Active 484 DOM
5. 2026-06-09
   days on market $345,000 Active 480 DOM
6. 2026-06-08
   days on market $345,000 Active 479 DOM
7. 2026-06-07
   days on market $345,000 Active 478 DOM
8. 2026-06-04
   days on market $345,000 Active 475 DOM
9. 2026-06-03
   days on market $345,000 Active 474 DOM
10. 2026-06-02
    days on market $345,000 Active 473 DOM
11. 2026-06-01
    days on market $345,000 Active 472 DOM
12. 2026-05-31
    days on market $345,000 Active 471 DOM
13. 2026-03-26
    price $345,000 192-char remark

    Show marketing remark (192 chars)

    Excellent investment opportunity. Four plex on a spacious lot located across from Lake McQueeney. Property features a concrete driveway and ample parking for tenants. Schedule a showing today.

14. 2025-08-11
    price $350,000 192-char remark

    Show marketing remark (192 chars)

    Excellent investment opportunity. Four plex on a spacious lot located across from Lake McQueeney. Property features a concrete driveway and ample parking for tenants. Schedule a showing today.

15. 2025-05-06
    price $368,000 192-char remark

    Show marketing remark (192 chars)

    Excellent investment opportunity. Four plex on a spacious lot located across from Lake McQueeney. Property features a concrete driveway and ample parking for tenants. Schedule a showing today.

16. 2025-02-14
    listed $398,600 Active 192-char remark

    Show marketing remark (192 chars)

    Excellent investment opportunity. Four plex on a spacious lot located across from Lake McQueeney. Property features a concrete driveway and ample parking for tenants. Schedule a showing today.

17. 2018-06-22
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,438 · $453/mo
• Projected year-2 tax: $6,314 · $526/mo
• Expected delta: +$876/yr (+$73/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,649
• − Mortgage interest: −$19,325
• − Property taxes: −$5,438
• − Insurance: −$6,844
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$10,036
• Taxable loss: −$12,538
• Est. tax savings @ 24.0%: +$3,009
• After-tax cash flow: $-3,610/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Seguin ISD
• NCES district ID: 4839690
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,210
• Composite: 24.17/100
• National rank: #7738
• State rank: #663 of 826 in TX

Livability — McQueeney

• Score: 67/100
• State rank: #559
• US rank: #10747

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McQueeney, TX
• City population: 2,271
• Population (ZIP): 2,271

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 32% Two or more races 22% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 5% Iranian 2% Romanian 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 5% Vietnamese 2%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.27%
• Current HPI: 179.3354
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-13.4% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $345,000 CTXMLS
• 2025-08-11 Price Changed $350,000 CTXMLS
• 2025-05-06 Price Changed $368,000 CTXMLS
• 2025-02-14 Listed $398,600 CTXMLS
• 2018-06-22 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2026): $5,438 · +95.1% YoY. Source: county tax records.